Quick Buyer’s Checklist (NC)
- ✅ Confirm zoning fits your plan (single-family, MH, multifamily, ag, commercial).
- ✅ Verify legal access (deeded ROW or public road) and road maintenance (state vs. private).
- ✅ Evaluate soils (perc potential), slopes, streams; order soil evaluation if needed.
- ✅ Check utilities: power nearby? water/well, sewer/septic, fiber/cable options.
- ✅ Review survey, easements, setbacks, and any encroachments.
- ✅ Attorney or title company to search title, liens, taxes, HOA/CCR restrictions.
- ✅ Confirm floodplain/wetlands and any environmental flags.
- ✅ Choose financing (cash, bank/land loan, or seller financing).
- ✅ Use a clear PSA with due-diligence & financing contingencies.
- ✅ Close with an NC attorney; record deed; transfer funds via escrow.
Zoning & Future Use
Always start with end use. County or city zoning determines allowed uses, minimum lot size, setbacks, and special permits. Ask planning & zoning for a zoning verification and check the future land-use map. If you plan a home, confirm manufactured or modular homes are permitted (rules vary by county and subdivision).
Key items to confirm
- Minimum lot size, setbacks, height, and coverage.
- Short-term rental or accessory dwelling unit allowances.
- Subdivision rules if you plan to split acreage.
- Any overlays (watershed, scenic corridor, airport noise, etc.).
Legal Access & Road Status
Landlocked parcels exist across NC. A visible path on satellite ≠ legal access. You want either:
- Frontage on a public road, or
- A recorded, deeded easement with width & maintenance defined.
For private roads, ask who maintains it (owners, HOA, or informal) and how costs are shared. For NCDOT-maintained roads, confirm status and driveway permit requirements.
Soils, Septic & Perc Tests
Outside sewer areas, you’ll likely need a septic system. Suitability depends on soils, depth to water table, slope, and setbacks to wells/streams. An evaluation by a licensed soil scientist or the county environmental health department can confirm potential. Many buyers write contracts contingent on a successful soil evaluation or septic permit.
Utilities: Power, Water, Internet
- Power: Utility line within reasonable distance? New service quotes can include line extension costs.
- Water: City water availability vs. private well. Well depth & flow vary by geology—budget accordingly.
- Sewer/Septic: If sewer is nearby, ask about tap fees and capacity; otherwise plan for septic.
- Internet: Fiber/cable availability impacts value (and work-from-home demand). Check provider coverage maps.
Surveys, Easements & Encroachments
A recent survey protects you. It confirms acreage, boundaries, and any easements (utilities, access, drainage). Without one, you risk fence or driveway encroachments and unclear access. If a prior survey exists, ask for the CAD/PDF and have your attorney review it with the title search.
Title, Liens & Restrictions (HOA/CCR)
Request a full title search. Your attorney will check the chain of title, open deeds of trust, tax liens, judgments, and unpaid HOA dues. If property is in a subdivision, read the CC&Rs for building standards, architectural review, minimum square footage, and vehicle/storage rules.
Environmental: Floodplains & Wetlands
Development in flood zones or wetlands can be limited and more expensive. Review FEMA flood maps and the National Wetlands Inventory. Walk the land after rain to spot soggy areas; get a professional delineation if needed.
Cash vs. Financing (and Seller Finance)
Cash
Fastest close, strongest negotiating position, fewer contingencies. We help many buyers secure off-market cash deals.
Land Loans
Local banks and credit unions often finance land with 20–35% down. Expect shorter terms and higher rates than home mortgages.
Seller Financing
Some sellers will finance with a down payment and monthly terms. Use a note + deed of trust, serviced by an attorney. Agree on interest, amortization, balloon, and prepayment terms.
Offer Strategy & Contingencies
- Price based on comps for similar acreage, road type, and utility status.
- Include due diligence for soils, survey, and permits (10–30 days is common).
- Add a financing contingency if using a lender.
- Use clear closing costs language (NC custom: each party pays its own—negotiable).
Closing with a North Carolina Attorney
North Carolina is an attorney-closing state. Your closing attorney will hold escrow, run title, prepare the deed, collect payoffs, and record at the county. Funds disburse after recording.
FAQs
How long does due diligence take?
Simple rural parcels can be 10–14 days. Add time for soils, surveys, or utility quotes.
Can I buy land without a perc test?
Yes, but discount appropriately and plan for soils evaluation. For home sites, make your offer contingent on septic suitability.
Do I need a realtor?
Not required. Many buyers work directly with owners or wholesalers. Always close with an attorney.
How do I find off-market land?
Network with local investors and join curated lists like our VIP network. We source statewide and match deals to buyer criteria first.